Pre-Listing Home Inspections

Pre-Listing home inspections are becoming more and more popular.  There are many Benefits to a pre-listing home inspection.  Some of these are outlined below:

Benefits:

• Peace of mind for your client and prospective purchasers.
• Strong selling feature; show of good faith.
• No surprises at closing time.
• Address issues with the home before the sale by:
  • Fixing problems or
  • Disclosing problems so they don’t become an issue
• Marketing advantage over competing properties without a pre-listing inspection.
• Home may sell faster.
• Home may sell for more money.
• No more re-negotiations based on the inspector’s findings.
• No more losing buyers because they don’t have time for a home inspection.
• No more parade of inspectors through the home before multiple offers.

A common question is, “How does a pre-listing home inspection work?”.  Here is the process we use at Whole House Inspections Inc.

• Whole House Inspections will conduct a complete inspection and prepare a detailed report.
• You will receive a copy of the report that may be on display for prospective buyers to look at during showings or open houses.
• We will provide a summary report that can be used as a handout for prospective purchasers.
• Your report binder will have a section where you can insert receipts for any work done to correct issues disclosed in the report.
• When the home is sold the report and related documentation is left inside the home for the new homeowner.
• The purchaser may engage Whole House Inspections Inc. to do a walkthrough inspection and discuss the findings with the purchaser.
• The seller will be entitled to a 10% discount on a Whole House Inspections inspection on their next home if it is in the service area of Whole House Inspections.

The “Don’t Touch Me” Cat

I was showing properties in Altadore or ‘Marda Loop’ tonight and came across this very cute looking (from a far) cat that would attack if you got too close… Gotta love psycho pets!  If your pet isn’t psycho you should enter them into our cutest pet & kid contest! www.CalgarysCutestKid.com

1532 McAlpine Street, Carstairs, AB

This beautiful 3 bedroom, 1408 sq. ft home is in the quiet town of Carstairs, AB and only a 30 minute drive from Calgary. With quality and top end craftsmanship that will be noticed as soon as you enter. You will find that it is very energy efficient with a high capacity and efficient hot water tank, a high end furnace, and Low-E Argon filled windows. There is hardwood, tile and lino on the main level with an open kitchen and upgraded cabinets. The living room has beautiful hardwood floors with a fireplace. Built by Terra Banah Builders of Calgary, and part of the Alberta New Home Warranty, this home is one that you will truly be in awe of. If you would like more info on this home or to inquire about a newly built home, please call the listing agent for more details. Please check out the Brochure links for more info on the home.

VIEW VIRTUAL TOUR OF THIS HOME!

1534 McAlpine Street, Carstairs, AB

This beautiful 3 bedroom, 1408 sq. ft home is in the quiet town of Carstairs, AB and only a 30 minute drive from Calgary. With quality and top end craftsmanship that will be noticed as soon as you enter. You will find that it is very energy efficient with a high capacity and efficient hot water tank, a high end furnace, and Low-E Argon filled windows. There is hardwood, tile and lino on the main level with an open kitchen and upgraded cabinets. The living room has beautiful hardwood floors. Built by Terra Banah Builders of Calgary, and part of the Alberta New Home Warranty, this home is one that you will truly be in awe of. If you would like more info on this home or to inquire about a newly built home, please call the listing agent for more details. Please check out the Brochure links for more info on the home.

VIEW VIRTUAL TOUR OF THIS HOME!

Should I Have an Inspection Done on a New Home?

I have heard this question many times; “Do I need a home inspection done on a new home?”

Or, any Home Inspector has heard the statement “It’s a brand new home.  I don’t need an inspection done!”

In my experience, there is no such thing as a “defect free” home.  And, some of the new homes have more defects than one that is well used but well maintained.  The defects in a new home are manufactured defects as opposed to defects caused by age or neglect.

The builder will tell you that these issues will be picked up by the builders own final inspection and will be rectified before the purchaser takes possession of the home, and that may be the case, but a third party opinion certainly can help to make sure this is done.

Look at the example at this link. Sample Report of an actual inspection of a new home.  This home had numerous defects both serious and not so serious.  Yes, the leaky plumbing that was visible would most likely be repaired ahead of possession by the builder, but what does it say about the quality of the plumbing in general?  Will the concealed plumbing under the bathroom fixtures also leak?  Hard to tell but I would be suspicious!

And, the pattern of the cracks, radiating out from the footings, could indicate a serious structural problem.  I would want this checked out by a qualified engineer before I would invest in this property.

The point of this article is to say, “Don’t be lulled into a false sense of security just because it is a new home.  New homes can have just as many defects as an old home.  Protect yourself by having an inspection done by a qualified Home Inspector.

Tips for Preparing Your Seller for the Home Inspection.

A home inspection is a visible inspection of all areas of the home and all the major systems of the home as they were at the time of the inspection.  It is a non-invasive inspection and the inspector is not permitted to put holes in walls or ceilings etc.  The inspector typically will not move furniture, storage boxes etc. and thus will report these conditions as limitations to the inspection.

 A prospective purchaser may see too many limitations as a red flag, believing that the seller has something to hide.  It is therefore very important to remove as much lf the clutter as possible.  The homeowner should insure that the home is neat and tidy and should remove any unnecessary storage during the inspection.

 There are areas that need to be accessible during the inspection.  These areas include:

•          Attic hatches (house and garage)
•          Furnaces and air conditioners
•          Water heaters
•          Basement walls and floors
•          Electrical panels
•          Areas under sinks
•          Laundry facilities
•          Water shutoffs

The inspector will need access to attic hatches to check inside the attic for proper insulation, ventilation, structure etc. and to check for any past or present roof leaks.  If there is an attic hatch in a closet, shelving and clothing should be cleared from the immediate area.  A good home inspector will cover these areas with a drop sheet to protect these areas, but bits of insulation can still contaminate the area so it is best if your valuables are removed before hand. 

 An important consideration that is often overlooked is access to the garage attic.  The homeowner should be sure to remove any vehicles from the garage that will prevent access to the garage attic.

 Major systems such as heating, plumbing, air conditioning are inspected as part of a home inspection.  The areas around these systems should be cleared to allow the inspector access to these systems.  Be sure to leave plenty of space around the furnace, air conditioner, water heater and below all sinks.  Also make sure that water shutoff valves and plumbing fixtures are accessible for a visual inspection.

 Inspecting the electrical system is a very important part of the home inspection and access to the electrical panel and sub panels is important.  The access should be adequate to allow for removal of the panel covers in a safe manner.

If there are any concealed system components such as electrical panels, water shutoff valves etc., leave a note for the inspector describing exactly where these items are located.

The basement walls are a very important part of the home inspection and any storage boxes etc. should be moved away from the walls to allow for a proper inspection.  Remember, if there are any walls that are concealed it may arouse unnecessary suspicion in the mind of the purchaser if they are reported as a limitation.

Winterized Houses 

If a house has been winterized, services should be restored to allow the inspector to do a thorough job.  Water should be turned on, electricity should be restored and heating fuel should be turned back on.

 Pets

 Pets should ideally be removed from the premises.  If this is not possible they should be confined to a specific area of the home such as the laundry room.  This of course will limit the inspection of that area but is preferable to having the pet roam freely and possible escape outdoors during the inspection.

Documentation

 If the homeowner has any documentation regarding any recent repairs, upgrades or service, this documentation should be left out for perusal by the purchaser.  Also, any building permits and inspection reports should be available for the purchaser to see.  This may help to answer some of the questions the purchaser may have before they become an issue.

Existing Defects

 If there are any obvious defects or damage such as holes, stains etc. these should be documented and pointed out by the homeowner.  This will prevent speculation by the inspector and purchaser as to the cause and or severity of these defects.

Who Should be There

 Ideally the inspection should be attended by the purchasers and their realtor, and the inspector.

 The homeowner should be aware that an inspection on an average sized home takes 2.5 to 3.5 hours.  While it is still the homeowner’s property and they have the right to be there during the inspection, it is preferable to the prospective purchaser if they are not there.  The purchaser may be intimidated by the presence of the homeowner and may not ask the appropriate questions of the inspector.  Also, the homeowner may be offended by defects that the inspector points out to the purchaser and conflicts can arise that interfere with the inspection process.

Home Maintenance Tips

Upon Taking Ownership

• After taking possession of your new home or property you should consider doing the following improvements:
• Change the locks on all exterior doors, for security purposes.
• Install smoke detectors on each level of the home; install carbon monoxide detectors where any fossil fuels may be burned. I.e. near heater, gas range, near garage entry’s, near fireplaces, etc. If these devices are already present, change the batteries and make a note of when you did to schedule future battery replacements the same time next year.
• Install fire extinguishers near stoves, in garages, and keep one handy near fireplaces and woodstoves.
• Create a fire exit plan to evacuate your home or business in the event of fire or other emergency.
• Make repairs of any trip hazards that were not repaired prior to settlement to avoid possible injury. (Both inside and Out).
• Review your inspection report for any main shutoff location of water, gas, and electrical systems. (These locations will be pointed out to you if you joined your inspector during inspection.)

Monthly

• Check that your fire extinguishers are fully charged. Remove and replace heating and cooling filter elements. If they are the reusable type just clean and replace.
• Inspect and clean electronic air cleaners and humidifiers.
• Bleed the radiator valves if you have hydronic heating systems in the home.
• Clean your gutters and downspouts to ensure proper water flow.
• Check plumbing fixtures for leaks, these are used many times daily and a leak can happen quickly.
• Check your water bill, sewer bill and energy bills for excessive costs. Often times these can point to a leak or even a failing electrical device, such as your refrigerator. 

Spring and Fall

• Check your roof and flashings for signs of damage.
• Check in your attic for evidence of leaks, make sure vents are not clogged, and level out the insulation if necessary.  Often times when windy the insulation around your vents will move around. Trim back trees and shrubs away from the home.
• Check the basement for evidence of leaks.
• Check all walks for movement and repair any trip hazards that may develop.
• Clean and operate all windows and doors.
• Test all GFCI and AFCI devices installed for proper working condition.
• Shut off exterior hose bibs in the fall; turn back on in the spring.
• Test your TRP (temperature pressure relief) valve on your hot water heater. Inspect for the evidence of vermin, termites and insects, treat as needed. Test your garage doors and clean and lubricate all moving parts.
• Clean or replace exhaust fan filters.
• Service, clean or inspect all major appliances in your home per manufacturers recommendations.

Annually

• Replace all smoke detector batteries and carbon monoxide detector batteries.
• Have all heating, cooling and water systems serviced and cleaned. Inspect chimneys and clean them.
• Examine all electrical panels and operate breakers to ensure they are not sticking.
• DO NOT TAKE THE COVER OFF THE PANEL!!
• If you have well water, have your well tested and have your pump and service tank inspected for leaks or evidence of wear.
• All homes are suspect of wood destroying insects (termites, carpenter bees, carpenter ants, etc.), have your home inspected annually by a professional and treated if necessary. 

Your home is your single largest investment of your lifetime. Take these measures to protect your investment. For more home maintenance tips and energy saving advice contact your home inspector.

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Who’s The Appliance Criminal Among Us? -Part 1-

Whose The Appliance Criminal Among Us? from Jared Chamberlain on Vimeo.

Jared Chamberlain a Calgary REALTOR® vlogs and tells a story about stolen appliances in a home that his buyers moved into. If you are able to help him and his clients out in any way with tips or have a story of your own, please leave a comment below or head over to http://www.ChamberlainGroup.ca to tell your story! You can also email Jared at jared@tcgroup.ca.

The House Of Wallpaper…

I was showing houses in Brentwood in Calgary tonight and came across the house of wall paper… WOW!

This is truly a treat for your eyes…

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